June 22, 1998
To:North York Community Council
From:Bryan Tuckey, Acting Commissioner of Planning
Subject:RECOMMENDATIONS REPORT - Official Plan and Zoning Amendment
Application, Rowland Lincoln Mercury, South of Eglinton Avenue East and North of
Jonesville Crescent, Ward 11 - Don Parkway, UDOZ-98-03
This report recommends the approval of the application to permit the construction of a
motor vehicle dealership and a restaurant within the Ontario Hydro corridor that is located
south of Eglinton Avenue East and north of Jonesville Crescent.
It is recommended that the application be approved subject to the following conditions:
(1)The PUT official plan designation be amended to permit motor vehicle dealerships and
(2)The zoning be amended to MC(H) (Industrial-Commercial Holding Zone) with the
(i)Permitted uses are: motor vehicle dealerships and restaurants;
(ii)Maximum gross floor area: 2,000 square metres.
(iii)Landscaping, fencing and temporary outside sales and display area performance
standards need not apply for motor vehicle dealerships and restaurants.
(3)The applicant shall enter into an agreement with the City, as a condition of site plan
approval, to protect for a 10m (33 ft) wide open space link through the lands. The preferred
location for the open space link is adjacent to the Jonesville Crescent frontage. The open
space link should ensure that any future bicycle and pedestrian trail that traverses this
section of the Gatineau hydro corridor will be uninterrupted.
(4)Prior to final site plan approval, the applicant shall submit, or agree to submit prior to
the issuance of a building permit, a record of site condition that is acknowledged by the
Ministry of Environment and Energy.
(5)The site plan review and approval shall achieve the urban design objectives discussed in
The application proposes official plan and zoning by-law amendments in order to permit
the construction of a motor vehicle dealership and a restaurant within the Ontario Hydro
corridor that is located south of Eglinton Avenue East and north of Jonesville Crescent
(Schedule C). Ontario Hydro will retain ownership of the site, leasing the lands to Rowland
Lincoln Mercury and, potentially, Tim Hortons. Rowland Lincoln Mercury wishes to
relocate to the site from its present location at 1800 O'Connor Drive as shown at the bottom
right-hand corner of Schedule B. A future car compound area for the dealership and a
driveway access from Jonesville Crescent for the restaurant are also proposed and shown
on Schedule C. The pertinent statistics are as follows:
||Motor Vehicle Dealership
||4.1 acres (including a 1.1
acre car compound area)
|Gross Floor Area
Location and Existing Site:
The site consists of a triangular-shaped parcel of land that is located within the Ontario
hydro corridor south of Eglinton Avenue East and north of Jonesville Crescent. The site
forms part of the Gatineau transmission right-of-way and contains three hydro towers
which are used for distribution of electricity.
Public Utility (PUT) which permits utility and outdoor recreational uses (Schedule A).
Semi-public Open Space (O3) which permits public uses (Schedule B).
Trail Study Within Rail and Hydro Corridors:
On June 15, 1998 the Urban Environment and Development Committee (UEDC)
recommended that Council endorse, in principle, developing trails in active and abandoned
rail and hydro corridors subject to a multi-year implementation plan. UEDC also
recommended that Council authorize the Commissioner of Urban Planning and
Development Services to protect opportunities for bicycle and pedestrian trails in rail and
hydro corridors wherever possible through the development approval process.
Comments and/or Discussion and/or Justification:
Other Department Comments:
The following section summarizes the comments received from the departments and
The Transportation Department reports that the surrounding road network can
accommodate the traffic that will be generated by the proposal (Schedule F).
The Public Works Department describes the servicing parameters that are available and
necessary to accommodate the proposal (Schedule G).
The Public Health Department has no objection to the proposal. The department has
reviewed reports dealing with soil condition and electromagnetic field (EMF) matters and
generally concurs with the consultant findings (Schedules H1 and H2).
The Parks and Recreation Department reports that the proposal will be subject to the
City's cash-in-lieu of parkland dedication requirement (Schedule I).
A community consultation meeting was held on March 26, 1998. Traffic, noise and
lighting infiltration into the adjacent residential neighbourhood are amongst the issues
raised by residents. The issues are summarized in Schedule D and discussed in this report
in the following sections and in Schedule E. Submissions that have been received from the
community are also attached.
The proposal to construct the motor vehicle dealership and restaurant along the Eglinton
Avenue portion of the Gatineau hydro corridor illustrates how Ontario Hydro have been
investigating opportunities to make better use of its hydro corridors. Hydro corridors offer
an opportunity to achieve uninterrupted outdoor linkages and may be able to accommodate
limited development provided it is compatible with adjacent land uses.
In principle, the proposal appears to be capable of achieving these opportunities given that
the site has an arterial road frontage and is located in an area where a mix of uses
cohabitate: light industrial, live-work, retail-commercial, recreational, institutional and low
scale residential uses. The introduction of the dealership and restaurant uses along Eglinton
Avenue is appropriate and should integrate in a compatible manner with the existing mix of
surrounding land uses.
In order to enhance opportunities for uninterrupted outdoor linkages through the hydro
corridor, such as a bicycle and pedestrian trail, it is recommended that the applicant enter
into an agreement with the City, as a condition of site plan approval, to protect for a 10m
(33 ft) wide open space link through the site. The open space link should ensure that any
future trail that traverses this section of the Gatineau hydro corridor will be uninterrupted.
This is consistent with the railway and hydro corridor trail study the City has undertaken
which includes these lands within the inventory of potential trail sections.
The preferred location for the 10m wide trail is adjacent to the Jonesville Crescent frontage
of the site. Locating the trail adjacent to Jonesville Crescent will introduce a significant
landscape feature which will function as a prominent open space buffer for the adjacent
residential area, particularly when combined with the Jonesville Crescent boulevard. The
preferred location will also minimize the potential for conflict between trail users and
vehicles travelling on the site because: it optimizes the separation between the open space
function and the site development; and, it will direct trail users to an existing intersection.
The restaurant and motor vehicle dealership buildings are centrally located on the site with
parking spaces and vehicle display areas being provided along the Eglinton Avenue
frontage (Schedule C). To enhance the relationship of the buildings to Eglinton Avenue the
applicant proposes landscaping, pedestrian connections and a decoratively paved court
along the Eglinton Avenue frontage. The site plan should be refined in order to provide for
an architectural element along the Eglinton Avenue frontage as well as a perimeter
landscape treatment which includes an area of landscape emphasis at the northeast corner
of the site (i.e., at the intersection of Eglinton and Jonesville). Opportunities will be
investigated through the site plan approval process to encourage and achieve the following
(i)an architectural treatment which provides a strong streetscape definition, particularly
along Eglinton Avenue;
(ii)an enhanced landscape buffer along the east periphery of the site including landscaped
islands within the east periphery of the parking lot which fronts onto Jonesville Crescent.
Particular attention should be given to incorporating a 10m wide open space link along the
Jonesville Crescent frontage;
(iii)a site landscape treatment which achieves a continuous landscape treatment along the
street frontages to screen the asphalt areas from the street and adjacent areas;
(iv)investigating opportunities to achieve an area of landscape emphasis (i.e., trees, shrubs,
ground covers) at the corner of Eglinton Avenue East and Jonesville Crescent;
(v)a site and landscape treatment for the site and appropriate landscape treatment along the
Eglinton Avenue and Jonesville Crescent frontages;
(vi)minimum dimensions of parking aisles, driveway and parking stalls in order to
maximize landscape opportunities; and,
(vii)the technical requirements of the commenting departments and agencies.
The applicant has submitted environmental site assessments which assess the proposal in
the context of the soil condition and electromagnetic field (EMF) environment. The site
assessments conclude that the site will be suitable for the proposed land use. A record of
site condition that attests to the suitability of the site to accommodate the proposal should
be submitted prior to the issuance of a building permit.
(d)Transportation and Access:
Access to the site will be from Eglinton Avenue and Jonesville Crescent. While the traffic
that will be generated from the proposal can be accommodated on the surrounding road
network, some residents have raised the issue of traffic infiltration into the community,
specifically relating to the test-driving of vehicles associated with the automobile
dealership. As noted by the applicant (Schedule E), the proposal generates low volumes of
traffic and includes the relocation of an existing dealership from 1800 O'Connor Drive
which is located generally in the same neighbourhood as the site (bottom right-hand corner
of Schedule B).
The proposal to permit the construction of a motor vehicle dealership and restaurant within
the hydro corridor is appropriate. The objective of an open space linkage (i.e., pedestrian
and bicycle trail) through the corridor will be secured through the site plan process.
Franco Romano, Senior Planner
Phone: 395-7119Fax: 395-7155
(Copies of attached schedules, are on file in the office of the City Clerk.)